Greater Cambridge Local Plan Preferred Options

BioMed Realty (Granta Park JCO1 Limited)

Amend
Draft Policy J/NE: New employment and development proposals states that Employment development (classes E(g), B2 and B8) will be supported in defined ‘established employment areas in the countryside’.

Granta Park must be clearly referenced within the terms of this policy. However, the boundary of the Established Employment Area much be regularised/extended to include the extant consent which was been granted under application S/1110/15/OL, which is subject to a reserved matters submission, which is pending determination. The proposed alteration to the site boundary is identified in green on the attached plan.

BioMed Realty (Granta Park JCO1 Limited)

Object

Policy S/SB: Settlement boundaries

The settlement boundaries around settlements will be drawn on the Policies Map that will accompany the draft Local Plan for consultation.

Requested Change
Granta Park (Employment areas in the Countryside) needs to be clearly identified as being an exception to development in the Countryside.

In terms of the policy direction under S/SB it is identified that outside settlement boundaries, we propose that no development would be permitted except for:

• allocations within Neighbourhood Plans that have come into force
• Rural (see policy approach H/ES) which help meet local needs for affordable housing
• development for agriculture, horticulture, forestry, outdoor recreation and other uses that need to be located in the countryside; or
• development supported by other policies in the plan.

Requested Change
Employment areas in the Countryside should be referenced under the terms of this policy.

Support

Draft Policy J/NE: New employment and development
This states that proposals for new Employment development (classes E(g), B2 and B8) will be supported in defined ‘established employment areas in the countryside’ (listed below).

Recognising that a number of business parks are located in the rural areas of South Cambridgeshire these key employment sites outside the green belt were identified in the Local Plan 2018 as ‘Established Employment Areas in the Countryside’. It is proposed to continue this designation for the sites previously identified to support their continued evolution. The reference of Granta Park as an ‘established employment areas in the countryside’ is supported.

Comment
The ‘Established Employment Areas in the Countryside’ designation supported and must include reference to Granta Park.

Amend

Draft Policy J/NE: New employment and development

The provisions in the development plan need to give greater weight to the significance of Granta Park in supported its continued evolution.

the National Planning Policy Framework (NPPF) 2021 is a significant material consideration. This outlines that planning decisions should make provision for clusters or networks of knowledge and data-driven, creative, or high technology industries (paragraph 81); and that planning policy and decisions should help create the conditions in which businesses can invest, expand and adapt (paragraph 83).

Within the UK the Cambridge sub-region is the major centre for the biotechnology sector and information and technology sector (ICT), and success in these sectors is recognised as being crucial to the success of the UK as a whole. The origins of biotechnology in the sub-region stem from the internationally renowned research base in the area.

The concentration (in the form of a mini cluster) of high-tech businesses at Granta has brought significant benefits to those businesses. This drive to support economic development, and in particular with a focus on the high technology and research sectors is reflected in the adopted Local Plan (2018).

The Government is committed to ensuring that the planning system does everything it can to support sustainable economic growth and the NPPF is clear in its mantra that planning should operate to encourage and not act as impediment to sustainable growth. At paragraph 81 of the NPPF is explicit that ‘significant weight should be placed on the need to support economic growth and productivity taking into account both local business needs and wider opportunities for development (our emphasis)’.

The research and development Sector has seen consistent fast growth particularly in South Cambridgeshire since around 1999. This is a key employment sector relating to life sciences (including biotech, natural science, and engineering) and linked to recent and planned growth across the various campuses including Granta Park and we expect a high level of tenant demand to continue. Clustering and agglomeration benefits are most obviously applicable to the life sciences. Greater Cambridge Employment Land and Economic Needs Study Nov 2020 identifies that the R&D Sector will continue to see growth.

Clustering and agglomeration benefits are most obviously applicable to the life sciences. Although, there are other examples of clustering such as the Cambridge Biomedical Campus which is located alongside Addenbrooke’s Hospital; the development of other campus / business parks across such as Granta Park - demonstrates the ability of life sciences companies to grow around Greater Cambridge – recognising the footprint of the specialist labour market and the fact that not every life sciences business requires adjacency to a research centre or hospital.

Granta Park is one of the leading U.K. Science Campuses offering state of the art laboratory and office facilities across 14 buildings. The Park spans 120 acres and is in one of the most recognised areas for scientific success globally and is home to leading companies, including Heptares AstraZeneca, Illumina, Pfizer, and PPD.

BioMed Reality’s approach to development has had a material impact on the biotechnology sector, enabling businesses to access first class facilities and so allowing them rapidly to progress their research and generate tangible results. BioMed Reality has a long-term relationship with tenant businesses and has thus facilitated the development and expansion of several established companies on the site. At the heart of the scheme’s ethos is creating a building that is flexible and adaptable and capable of accommodating a number of tenants. The new laboratory building will contain a maximum of 8 tenants and will contain a mixture of laboratory and office space.

Policies with the Local Plan need to recognise the growth opportunities on established Parks as they continue to evolve and be supportive of these, recognising the need to be able to respond to changing market below and re-invest in the existing built form. Policies within the emerging local plan should explicitly support employment development, and Granta Park should be being given similar weight to other campus developments.

Granta Park provides a high-quality working environment for over 2,000 people. The buildings are set within 120 acres of fresh air and inspiring views, and to help attain a good work-life balance the estate team organises a sports and social programme and a range of amenities on the estate. At the heart of the scheme’s ethos is creating a building that is flexible and adaptable and capable of accommodating a number of tenants, generate employment and have a material impact on the biotechnology sector, enabling businesses to access first class facilities and so allowing them rapidly to progress their research and generate tangible results. The development will make an important contribution to high tech activity within South Cambridgeshire. The park benefits from existing infrastructure that means that it is very well positioned to support further change.

Social Cohesion
The Granta Park Sports and Social programme includes an annual Rounders Tournament, a Football Tournament, cricket matches, an annual ‘Track and Field’ event, a weekly Granta Park Choir, a growing Christian Fellowship and ad hoc coach trips and social events. The Social Committee meetings are used as a forum to share ideas between the companies concerning charity events and local community events. A wide range of networking events are held throughout the year offering those on the Park ample opportunity to share information. This helps to create a culture of collaboration within Granta Park and the wider business community.

Nursery Provision
The 75 place day nursery opened on the science park in January 2001. This was replaced with a new nursery in 2017. Operated by Sunhill Daycare the Granta Park the new Montessori Nursery offers a maximum of 90 places between the opening hours of 07:30-18:30, Monday to Friday. The premises have been carefully designed to offer children a stimulating and exciting environment to play and learn in. Each room has its own secure outdoor area, offering all children interesting and challenging experiences both indoors and outdoors in all weathers. The outdoor areas have been created to develop children’s early science skills, and to help promote children’s creative and critical thinking. Children are introduced to the Montessori ethos before reaching pre-school age. The nursery accepts children aged from 3 months to 5 years for day care and pre-school, and up to 8 years for out of school club.

The Montessori ethos is used, alongside the Early Years Foundation Stage. Montessori focuses on the immense capacity of children to absorb information by giving them the freedom and independence to learn at their own pace. This is based on the deep understanding of the way children learn, through choosing, trying and doing things for themselves. Activities are designed to teach children independence from an early age, including self-serving their own meals, and washing up and tidying up afterwards.

Facilities (Gym and Food provision)
A full application for the “Apiary Building” to the west of Phase 2 Land has and implemented (ref: S/1315/15/FL). This is an ancillary facility serving the Park. That proposal was designed to offer fitness and networking facilities as well as some flexible space that could be used for a range of activities (including fitness activities, meetings or other social events). A day nursery has also been relatively recently implemented serving the research and development businesses on the Granta Park campus. The building has been completed to a high standard with air-conditioning throughout and is equipped with cardiovascular fitness machines, weights, benches, mats and weight resistant equipment. Gym members are entitled to attend free classes including fitball at lunch time and circuit training before and after work. Events at lunchtime such as a healthy eating promotion take place from time to time organised by the fitness trainer.

The coffee & sandwich bar is currently open between 10.30 and 14:30, Monday to Friday and operating a takeaway service only. Provided the facility is well used, it will remain open for those working at the Park. The facility provides snacks and coffees throughout the day, and hot and cold food at lunchtime freshly prepared on site and providing lots of healthy options. The restaurant offers a choice of hot and cold food freshly prepared on site providing healthy options and the opportunity for people to eat their main meal of the day at lunch time. The TWI approved scheme provides further café/eating facilities, which will be available to all users of the park.

Public Transport Links and commuter bus
Granta Park provides two commuter bus services, one from Cambridge Train Station with stops at Hills Road and Addenbrookes’ Hospital, and one from Whittlesford Parkway Station. The Commuter Bus starts at Cambridge city centre train station and picks up at four stops along the way into and out of Granta Park three times in the morning and three times in the afternoon. By train; the train station at Whittlesford which is on the Cambridge to London route is only four miles from the Estate. The Commuter Bus operates between this station and the park every day.

By public bus; Stagecoach number 13 bus runs from Cambridge to Haverhill stopping at Great Abington by a Granta Park footpath which takes about 10 minutes to walk. The Commuter Bus picks up from this bus stop on its way in and out each day for those who prefer not to walk. By bike, there are a number of cycle paths in and around the park and shower facilities on site for those wet weather cyclists.

Granta Park bicycles are available for staff based on the Park to borrow during their working day. They provide a great opportunity to grab some fresh air and take a break from your desk. The scheme provides for covered bicycle parking, and WC’s/Shower and associated storage facilities

Wider cycle links
Nearby, the N11 cycle route connects Cambridge to Sawston and there is a dedicated off-road cycle path linking Sawston and Babraham. There is a permissive cycle path through Babraham Farm which provides a link between Babraham and the Granta Park main entrance. This route includes a footbridge with cycle wheel ramps across the A11. Additionally, a link to the cycle route along the A1307 was opened in February 2017. This link provides a traffic free cycle route through The Babraham Institute which connects to the existing cycle network.

Car Share
Granta Park car share scheme is a great way to set up a lift share with other staff members commuting to Granta Park. Granta Park has its own dedicated car share website which offers members a quick, easy and secure way to make contact with each other.

Security
The Granta Park Estate is a safe environment to work in due to the 24 hour security which includes CCTV, a person present at the security gatehouse, and evening and night patrols. This supports flexible working hours where people can access the Estate at any time and will feel safe if they are working late at night.

Health and sport
In terms of benefits to the local community the permissive paths around the Estate are well used by local residents. Also, Granta Park sponsors the Linton Village College Youth Development Cricket Team which plays on the county standard cricket pitch each Saturday during the cricket season.

Woodland Walks and Biodiversity
Granta Park is also subject to a biodiversity action plan, which covers the estate and Granta Park. The site includes nature trails, woodland works and informal footways, which all provide an opportunity for exercise and recreational activity. The action plan also promotes and encourages diversity, which benefits the environment.

Granta Park sits next to the River Granta with its own lake and three woodland walks. It is home to a variety There is also a strong drive to improve biodiversity and support ecology, with the planting of native species and those known to benefit to local wildlife. This will help to increase native plant species diversity, and provide more ecologically valuable habitats of wildlife, many of which have taken permanent residence while others are regular visitors. The list of wildlife includes: the native crayfish, otter, kingfisher, little owl, barn owl and stock doves to name but a few. In addition, the wildflower meadow attracts an abundance of insects and butterflies as well as rare flowers such as bee orchids. Granta Park is also currently home to seven beehives. The honeybees are owned and managed by a local apiarist with many years’ experience in beekeeping.

It also needs to be recognised that the site context will be changing. The Cambridge South East Transport (CSET) proposals for a new Travel Hub adjacent to Granta Park would provide an off-road public transport route between Granta Park and Cambridge with an adjacent footway /cycleway, thereby providing an off-road route between the city centre and Granta Park. It is proposed to improve the cycle bridge across the A11 between Granta Park and the Babraham Research Institute thereby improving cycle access a significant barrier. As part of Phase 2 of the CSET route will create a new bus and cycle route direct to Granta Park. These routes will connect to the Chisholm Trail for journeys to north Cambridge, or the rest of the Cambridge City cycle network, and will allow a mode shift to cycling. The site benefits through from a highly successful Travel Plan sets a stringent target of 53% for single occupancy vehicle use. Granta Park fully recognises the importance of active travel management and this Travel Plan has been developed to provide a holistic approach for both the Park as a whole and for the individual tenant organisations

Comment

BioMed Realty requests that full consideration is given to ensure the development plan policies support the continued development and evolution of the part and recognises that recognises opportunities afforded through the redevelopment of the site, through both the repurposing and adaption of the existing building stock, but also the opportunities afforded to attract new occupiers through new development on the park. The sustainability credentials of the site are changing through the significant infrastructure improvements that are being delivered improving connectivity to Cambridge, but also nearby settlements. This will open new opportunities for the Park to continue to evolve and make better use of the site.

Policies in the Local Plan need to be flexible enough to supporting the needs of clusters and proactively recognise opportunities for some densification to make best use of established R&D Parks, including Granta Park.